Renters’ Rights Bill: What Landlords and Tenants in England Need to Know About the 2026 Reforms

Renters Rights Bill - Landlords and Tenants in England

As the Renters’ Rights Bill for landlords and tenants in England nears the end of its parliamentary journey, both landlords and tenants are preparing for one of the most significant shake-ups in the private rented sector in decades. With new legislation set to come into effect in early 2026, these changes aim to create a fairer, more transparent rental market.

Whether you're a tenant concerned about eviction or a landlord navigating legal updates, it’s important to understand what’s changing—and how it will affect you.

What Is the Renters’ Rights Bill?

The Renters’ Rights Bill for Landlords and Tenants is a government-backed initiative designed to increase stability, fairness, and security for renters. It introduces a series of new legal protections for tenants while also updating the responsibilities and rights of landlords.

Key changes include the abolition of Section 21 ‘no-fault’ evictions, new rules around rent increases, and stronger measures to prevent discrimination against tenants with children or those receiving benefits.

Note: These changes apply to England only. Rental laws in Scotland, Wales, and Northern Ireland are governed separately.

Key Changes for Tenants: Stronger Rights and Fairer Treatment

✅ End of Section 21 No-Fault Evictions

One of the biggest changes in the bill is the ban on Section 21 evictions, which previously allowed landlords to remove tenants without giving a reason. Once the law takes effect, all tenancies will become periodic by default, meaning they will continue indefinitely unless either party serves valid notice.

What this means for tenants: More housing stability and peace of mind, knowing you can’t be evicted without cause.

What this means for landlords: Evictions will now require a legal reason under Section 8, such as rent arrears, property damage, or the landlord needing to sell or move back in.

✅ Fairer Rent Increases

Landlords can still raise rent to reflect market value, but excessive hikes meant to pressure tenants out (also known as “backdoor evictions”) can be challenged through a tribunal.

✅ No More Discrimination

Landlords will no longer be allowed to automatically reject applicants with children or on housing benefits, encouraging fairer access to housing.

✅ Pets Allowed (With Conditions)

Tenants can now request to keep a pet in their rental home, and landlords must reasonably consider the request. They can, however, require the tenant to take out pet insurance to cover potential damage.

✅ Advance Rent Limitations

Landlords will be restricted to taking only one month’s rent in advance, helping to reduce upfront costs for tenants. This offers more financial flexibility but may limit landlords' ability to screen higher-risk tenants.

✅ No More Rental Bidding Wars

The bill prohibits landlords from accepting offers above the advertised rent, ensuring that listings remain fair and accessible to all prospective tenants.

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Impact on Landlords: New Challenges, New

Opportunities

While these reforms bring added responsibilities, they also present opportunities for landlords to improve operations and relationships with tenants.

🔧 Operational Adjustments Required

Landlords must update tenancy agreements, adapt their eviction processes, and stay informed about legal reasons for repossession. Failure to comply with the new rules could lead to penalties.

📈 Clearer Legal Grounds for Possession

Section 8 will be revised to give landlords stronger and more specific grounds for regaining possession of their property—such as selling the home or moving in a family member.

🤖 Technology and AI Tools Can Help

The added administration involved in serving notices and following correct procedures could be offset by property management software or AI-based legal assistants, making compliance easier.

🏠 Longer-Term Tenancies

Removing Section 21 encourages more stable, long-term renting. This can reduce tenant turnover, vacancy rates, and marketing costs—creating more consistent rental income.

⚖️ Faster Dispute Resolution

A new independent ombudsman will provide a quicker and more cost-effective way to resolve disputes between landlords and tenants, helping to avoid lengthy court processes.

When Will the Renters’ Rights Bill Become Law?

The final stages of the bill’s passage through Parliament are expected to take place on 14 October 2025, when it returns to the House of Lords. It will then go through the usual 'ping pong' process between the Lords and Commons before receiving Royal Assent.

The Renters’ Rights Act is expected to come into force in early 2026.

Key implementation details:

• Section 21 will be abolished immediately once the law is active.

• All existing and new tenancies will become periodic, with no fixed end date.

  
  

Final Thoughts: Adapting to a Changing Rental Market

The Renters’ Rights Bill represents a major shift in how the private rental sector operates in England. While it may pose some short-term challenges for landlords, the reforms aim to build a more transparent and balanced rental system in the long run.

For Tenants:

This is a significant win for renter protection, offering greater security, fairness, and peace of mind.

For Landlords:

Adapting early will be key. Staying informed, using the right legal and tech tools, and maintaining good communication with tenants will help landlords stay compliant and competitive.